Burnaby · Edmonds
Edmonds
Southeast Burnaby's value corner, with parks, two malls, and SkyTrain to everywhere.
The Neighbourhood
Why people move to Edmonds, and why they stay.
Edmonds is one of Burnaby’s town centres, and it’s the one that still feels like a neighbourhood first. It sits in southeast Burnaby around Edmonds Station on the Expo Line, with Kingsway running through as the main street.
You get SkyTrain to downtown, one of the best community centres in the region and a forested ravine trail minutes from the towers. What you don’t get is the scale and intensity of Metrotown, which for a lot of buyers is the point.
It’s a diverse, family-heavy neighbourhood, and it’s where a lot of first-time buyers in Burnaby actually get in: the transit and amenities, without the premium attached to the bigger town centres.
By Anthony Riglietti, Oakwyn Realty
Walkability
87
Transit
75
Cycling
80
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Condos for Sale in Edmonds
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Who it suits
Who actually thrives in Edmonds
First-time buyers who want SkyTrain access and a real community centre at a price that works. Families drawn to community schools, parks and the ravine trail. Buyers who want Burnaby town centre convenience without Metrotown's intensity, and investors looking at a transit-oriented area with a City-approved plan behind it.
It's a poor fit if you want a finished, polished neighbourhood. Edmonds will change a lot over the coming decades.
The short versionEdmonds is Burnaby's value town centre, with a real neighbourhood underneath it.
What’s Nearby
Amenities
Dining
- Highgate Village restaurants
- Southgate City eateries
- Pho + Asian eats on Kingsway
Coffee
- Starbucks Highgate
- Tim Hortons
- Local cafes
Groceries
- Save-On-Foods Highgate
- T&T (nearby)
- Real Canadian Superstore
Parks + Rec
- Taylor Park
- Ron McLean Park
- Edmonds Community Centre
- Byrne Creek ravine
Transit
- Edmonds Station
- Royal Oak Station
- About 30 min to downtown on the Expo Line
Nearby
- Metrotown
- Market Crossing
- New Westminster
Where locals go
Where people who live here actually spend their time
01
Edmonds Community Centre
The anchor of the neighbourhood, with pools, gyms, studios and spaces for youth, seniors and young kids.
02
Byrne Creek Ravine Park
A forested loop that starts paved and turns into real trail as you drop into the ravine. Once you're down there, it stops feeling like a city.
03
Edmonds Park
Right next to the community centre, with courts, a spray park and play structures.
04
Taylor Park
Green space on the west side of the neighbourhood.
05
Highgate Village
The shopping and dining cluster on Kingsway, with groceries, everyday shopping and restaurants.
06
Metrotown, two stops away
The largest mall in BC is a few minutes away on the Expo Line, without paying to live on top of it.
The short versionA great community centre, a forest ravine and SkyTrain, without the Metrotown price.
Home types
More variety than most Burnaby town centres
| Type | What to expect |
|---|---|
| Condos | The core of the market, from older walk-ups to newer concrete towers near the station. |
| Townhomes | A meaningful supply, and one of the better values in Burnaby for families needing space. |
| Older low-rises | Larger floor plans at a lower price per square foot, often a few blocks from the station. |
| Newer towers | Concentrated near Edmonds Station and along the Kingsway corridor. |
The townhome advantage
For a family that needs three bedrooms and a bit of outdoor space but isn't buying detached, Edmonds is one of the more realistic places in Burnaby to find it.
The short versionIn Edmonds, the building and its distance to the station matter more than the neighbourhood average.
Key Buildings
Buildings worth knowing.
Southgate City
Ledingham McAllister
A large master-planned community by Edmonds Station, approved in 2015 and building out over many years.
Park 360
Cressey · 2007 · 7088 18th Ave
A 32-storey concrete tower in the Edmonds core.
Esprit
Bosa
Established concrete towers in the neighbourhood.
Edmonds spans older walk-ups, newer towers and a good supply of townhomes. Tell me what you're after and I'll show you which buildings are worth a look.
Getting around
Expo Line at the door
Walkability is strongest around Edmonds Street and the station, where the community centre, parks, groceries and shopping sit close together, and it eases as you move outward. Edmonds Station on the Expo Line is the transit anchor, with Kingsway carrying buses east and west.
| Destination | Typical time | How |
|---|---|---|
| Downtown Vancouver | About 30 min | Direct on the Expo Line |
| Metrotown | 5 to 10 min | Two stops on the Expo Line |
| New Westminster | About 10 min | Direct on the Expo Line |
| Byrne Creek Ravine | A short walk | From most of the neighbourhood |
Approximate times.
The short versionClose to the station, you can live here without a car.
Schools
Two community schools
| School | Type | Worth knowing |
|---|---|---|
| Edmonds Community School | Public, SD41 | The local elementary, run as a community school with programs that extend beyond the school day. |
| Byrne Creek Community School | Public, SD41 | The secondary, opened in 2005, and the only school in Canada to receive the ASCD Whole Child Award. |
Confirm the catchment for a specific address with the Burnaby School District before you write an offer.
Community schools are built to serve families beyond 3pm, and having two of them in one neighbourhood shapes the place. It's part of why Edmonds feels like a neighbourhood first.
The short versionFor families, Edmonds' schools are built around the whole community.
The trade-offs
Four things worth knowing before you buy here
A lot of change is planned
The community plan will bring towers and construction for decades. Great for amenities long-term, noisy in the meantime.
Which node you're in matters
The plan treats the tower nodes differently from the lower-density districts around them. Knowing the designation for a property tells you a lot about its future.
Older buildings need homework
Older walk-ups often give you more space for the money. Read the depreciation report and contingency reserve to make sure the value is real.
Kingsway is a busy road
Suites facing Kingsway trade quiet for convenience. Look at orientation and floor level carefully.
The short versionNone of these are deal-breakers. They're just cheaper to find out about before you buy than after.
Comparison
Edmonds vs Metrotown vs Brentwood
Burnaby's three SkyTrain town centres. For the full picture, see our guides to Metrotown and Brentwood.
| Edmonds | Metrotown | Brentwood | |
|---|---|---|---|
| The feel | A neighbourhood first | Burnaby's established downtown | A new downtown still being built |
| SkyTrain | Expo Line, direct downtown | Expo Line, direct downtown | Millennium Line |
| Townhomes | A good supply | Modest | Few |
| Price point | Generally the most affordable | Middle | Middle |
If you want SkyTrain at a lower price
Buy in Edmonds.
If you want everything at your door
Look at Metrotown.
If you want new construction
Look at Brentwood.
Buying here
Costs and rules worth knowing before you write an offer
- Property Transfer Tax. BC charges 1% on the first $200,000 of the price, 2% up to $2 million, 3% above that, and a further 2% on the residential portion above $3 million. On a $700,000 home that works out to about $12,000, due at completion, on top of your down payment.
- Exemptions can help. Qualifying first-time buyers can get a full or partial Property Transfer Tax exemption below a set price threshold, and newly built homes have their own exemption. The limits are adjusted from time to time, so check the current thresholds with the Province or your lawyer.
- Buying from outside Canada. Federal rules restrict most non-Canadians from buying residential property in Metro Vancouver, with some exemptions, including for certain work permit holders. If that is you, confirm your eligibility with a real estate lawyer before you start writing offers.
- File the Speculation and Vacancy Tax declaration. The provincial tax applies in Burnaby. Even if you owe nothing, owners still have to file the annual declaration.
- Renting it out. Since late 2022, BC stratas can no longer ban long-term rentals, though they can still restrict short-term ones. In Burnaby, short-term rentals are limited to the home you actually live in.
- Get an insurance quote before subject removal. Strata insurance and home insurance premiums have moved a lot in recent years. Find out what yours will cost while you can still walk away.
- Budget the strata fee like rent. It is the most underestimated number in a condo purchase, and it rarely goes down.
The short versionSet aside roughly 2% of the purchase price for closing costs and you will be close. Property Transfer Tax is most of it.
Explore More
What's changing
An approved plan for the next few decades
- The Edmonds Community Plan. Burnaby adopted it in March 2025. It focuses the tallest buildings in three nodes, including around the station and Southgate, with lower buildings in the surrounding districts.
- Southgate City keeps building. Ledingham McAllister's master-planned community by the station continues to add towers and parkland over many years.
- Parks stay part of the picture. Byrne Creek Ravine and the neighbourhood parks remain central to what makes Edmonds work.
The short versionMore homes and more amenities around the station, with a plan you can read ahead of time.
FAQ
Edmonds questions, answered
Is Edmonds a good place to live?
For buyers who want SkyTrain, a great community centre and a forested ravine trail at a price that still works in Burnaby, it's one of the better-value town centres in the region.
How far is downtown Vancouver from Edmonds?
About 30 minutes on the Expo Line from Edmonds Station, with no transfer.
What is the Edmonds Community Plan?
Burnaby's long-term plan for the area, adopted in March 2025. It concentrates the tallest buildings in three nodes, with lower buildings in the surrounding districts.
What schools serve Edmonds?
Edmonds Community School is the local elementary, and Byrne Creek Community School is the secondary. Byrne Creek is the only school in Canada to have received the ASCD Whole Child Award. Confirm the catchment for a specific address with the Burnaby School District.
Edmonds or Metrotown?
Edmonds is calmer and usually more affordable, with townhomes and a neighbourhood feel. Metrotown is just a couple of SkyTrain stops away, with the bigger mall and Central Park.
Are there townhomes in Edmonds?
Yes, and that's one of its strengths. For a family that needs three bedrooms without buying detached, Edmonds is one of the more realistic places in Burnaby to find it.
What is Byrne Creek Ravine Park?
A forested ravine with a loop trail that drops into the creek valley. Once you're down there, it stops feeling like a city at all.
Can I rent out a condo here?
Long-term rentals, generally yes: since late 2022, BC stratas can no longer ban them. Short-term rentals are limited to the home you actually live in, and your strata can restrict them further.
Ready to Look?
See everything for sale in Edmonds right now.
I know this neighbourhood's buildings better than most agents. Let me show you what's actually worth seeing, and what to avoid.